01
The town's hub, built in one go.
Mall, bus interchange and MRT on one site. Doing daily errands without leaving the development is the main reason people pay more for integrated projects.
Upcoming integrated development · Hougang
Hougang Central
Homes, a planned new mall and a new bus interchange on one site, linked to Hougang MRT.
Not yet announcedOfficial name, prices and floor plans not yet releasedChecked 9 Oct 2026
- HomesAbout 830 · 99-year lease
- Town plaza and civic hubPublic event space
- MallAbout 300,000 sq ft lettable retail
- Bus interchangeNew, integrated
- Hougang MRTNorth East Line · Cross Island Line planned
Confirmed
One site, four uses.
The developers' announcement lists homes, a mall, a town plaza with a civic hub, and a direct connection to the new bus interchange and Hougang MRT.
How these parts sit on the site has not been published. This diagram shows what is included, not the layout.
Indicative diagram, not to scale. Not developer material. Official renders will replace it once released and cleared for use.
How to read this page:ConfirmedReportedEstimateNot yet announced
What these labels mean
- Confirmed
- From the developer, a government agency or an official announcement.
- Reported
- From a credible named publication. Linked in Sources.
- Estimate
- A market or working estimate. Not a developer price or a promise.
- Not yet announced
- Not published yet. Shown so you know it is missing, not overlooked.
Key facts
What's confirmed today.
Official nameNot yet announced
Not announced
“Hougang Central” is a working title
Launch dateNot yet announced
Not announced
Ask for an update when it is
Why it matters
What's unusual about this site.
Three things set it apart in Hougang. Each one cuts both ways.
02
A second MRT line is planned.
Hougang station is planned to become an interchange with the Cross Island Line, whose first phase is targeted for 2030.
03
The first government land sale in Hougang since 2019.
Very little new private supply nearby means fewer like-for-like comparisons, for better and for worse.
Location
At the centre of the town.
What is confirmed about transport and the site itself.
Schools and walking distances will be added once they can be measured from the official site plan.
Integrated vs conventional
What an integrated development changes.
Neither is better by default. You pay for convenience and give up some quiet.
| For buyers | Integrated development | Conventional condo |
|---|---|---|
| Daily convenience | Mall, transport and services downstairs | Depends on the distance to amenities |
| Price | Usually a premium for the convenience | Usually lower for a similar location |
| Crowds and noise | Public footfall around the site all day | Mostly residents only |
| Running costs | Check the maintenance estimate at launch | Check the maintenance estimate at launch |
| Resale buyers | A wide pool who value convenience | Varies with location and project |
Pricing
No prices yet. Here's how to think about them.
Until the developers publish a price list, every figure below is a reference point, not a price.
Not yet announcedDeveloper price listNot released
Prices by unit type will appear here once the developer publishes them, with the date they were checked.
Land price per square foot per plot ratio (psf ppr) is what the developers paid per square foot of floor area they may build. Selling prices also cover construction, financing and profit, so they sit well above it.
When prices are out, work out the costs at your price on Groundwork: BSD and ABSD · Progressive payments · Mortgage repayment
Compare
How it may compare with nearby condos.
Recent prices nearby, beside the early estimates. The gap is not a verdict: it reflects a brand-new 99-year lease, the MRT and mall at the door, and today's land and building costs.
Hougang CentralKen's indicative working range · not official developer pricing$2,600–2,700
Sengkang Grand ResidencesIntegrated, Buangkok · lease from 2018 · 40 sub-sales$2,067
The Florence ResidencesHougang Ave 2 · lease from 2018 · 97 resales$1,903
Riverfront ResidencesHougang Ave 7 · lease from 2018 · 110 resales$1,745
The MintonHougang St 11 · lease from 2007 · 39 resales$1,578
Kingsford WaterbayUpper Serangoon View · lease from 2014 · 64 resales$1,458
Median psf from resales (or sub-sales), last 12 monthsIndicative estimate, not official developer pricing
Data source: URA private residential transaction data (PMI_Resi_Transaction). Analysis and derived statistics by Groundwork. Contains information made available under the Singapore Open Data Licence v1.0. Not endorsed by URA. Figures as at 5 Oct 2026.
Compare at the same total budget, not only psf: a smaller new home and a larger resale home can cost the same.
Estimates are not developer prices. They will be replaced by the price list when it is published.
The case
What works. What to weigh.
StrengthsWhy buyers are looking
- Everything at the doorstep.MRT, bus interchange and a planned new mall on the same site.
- A future interchange station.The Cross Island Line is planned to meet the North East Line at Hougang.
- Little new supply nearby.The first government land sale in Hougang since 2019.
- Two established developers.CapitaLand Development and UOL share the residential joint venture.
ConsiderationsBefore you commit
- A clear premium over resale.Early estimates sit roughly 30–55% above recent prices at the nearest 2018-lease condos. Compare at the same total budget, not just psf.
- A busy address.Mall and interchange footfall means more activity around the homes than in a purely residential condo.
- A long build.The mall is targeted for 2030–2031 and no completion date has been given for the homes yet. Expect works at the town centre for several years.
- The details that decide value are unknown.Unit mix, stack facing and maintenance fees will matter, and none are published yet.
Who it may suit
A good fit for some buyers. Not all.
Likely fit
Hougang upgraders who want to stay
HDB owners who know the town and want to move up without moving away from family and schools.
Likely fit
Households who rely on public transport
Daily MRT and bus users who want that to stay easy as the network grows.
Think carefully
Buyers after quiet or the lowest psf
Nearby resale condos may offer more space for the money, without the footfall of a town hub.
Ken's assessment
Ken's assessment comes after the launch details are out.
Ken publishes his own view once he has reviewed the official prices, floor plans and site plan. Until then this page keeps to facts and clearly labelled estimates. If you are weighing Hougang Central against another option now, ask him directly.
Before you decide
What to wait for.
These details decide whether a particular unit is good value. None are published yet.
- Price list by unit typeThe only reliable basis for comparing value
- Floor plans and unit mixLayout efficiency matters more than size alone
- Site plan and stack facingWhich stacks face the mall, roads or open views
- Maintenance fee estimateShared facilities in integrated projects can affect it
- Completion date for the homesAffects your move-in, rental and payment timing
- Official name and preview datesWhen you can visit the showflat
Launch updates
Where things stand.
- Jan 2026Site awardedCICT, CapitaLand Development and UOL win the tender at $1,179 psf ppr.
- To be announcedName, preview and pricesNot announced yet. This page is updated when they are.
- 2030Cross Island Line, first phaseTargeted opening, including the planned Hougang interchange.
- 2030 – 2031Mall targeted for completionThe commercial part, per the developers. No date has been given yet for the homes.
Plan your numbers
Work it out before you commit.
Free tools on Groundwork, Ken's research platform. Use them before prices are out, then again when they are.
GROUNDWORK
Free research and planning tools by Ken Tan · The Property Guy.
Before you buy
Can I afford this development?What can this budget buy? · Where your budget works, and what you trade off.What would my monthly repayment be?Mortgage repayment · Monthly instalment, total interest and the bank's stress test.What stamp duty will I pay?BSD and ABSD · Buyer's and Additional Buyer's Stamp Duty for your profile.What do I pay during construction?Progressive payments · Cash, CPF and loan at each stage of a new launch.
Selling first, or comparing
Can I afford to upgrade from my HDB?HDB Upgrade Planner · What you could afford after selling your flat.How much will I get from selling?Sale proceeds · Cash and CPF back after the loan, fees and any SSD.How does this compare with alternatives?Groundwork Research · Compare two developments using URA transactions.Something else?All Groundwork calculators · Every calculator, grouped by the question it answers.
Groundwork opens in this tab. Nothing you enter there is sent to this site, and this site sends Groundwork only the name of the page you came from.
Ken Tan
The Property Guy · Huttons Asia
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Property agent since 2007
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Sources
Where the information comes from.
Facts on this page were checked on 9 Oct 2026. Tap any evidence label on the page to jump to its source.
- URA private residential transactions, analysed on Groundwork ResearchData · URA data via Groundwork · 5 Oct 2026
- This new Hougang mega project could launch above $2,500 psfPublication · Stacked Homes · 29 May 2026
- CapitaLand-UOL consortium secures Hougang Central GLS site for landmark mixed-use developmentPublication · EdgeProp Singapore · 15 Jan 2026
- CICT and consortium awarded Hougang Central site for landmark mixed-use developmentDeveloper · CapitaLand · 14 Jan 2026